About this number
Normalized PSF uses Bala's Table - the Singapore Land Authority differential premium reference for valuing leasehold against freehold. Bala values a fresh 99-year lease at 96% of freehold; the curve drops non-linearly, reaching ~75% at 50 years remaining and ~60% at 30 years.
Below 40 years remaining we stop normalizing because the curve diverges from market reality once CPF withdrawal restrictions and bank LTV cliffs dominate.
A separate 5% adjustment applies to projects whose lease commenced before 2023, reflecting the older strata-area measurement convention (which counted air-con ledges and bay windows).
Source: Singapore Land Authority differential premium reference (Bala's Table).
Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| PARC RIVIERA | 5 | OCR | 4 | 01-05 | 1,184 | $1,960,000 | $1,655 | $1,855 | Mar 2026 | Resale |
| PARC RIVIERA | 5 | OCR | 4 | 06-10 | 1,152 | $1,900,000 | $1,650 | $1,849 | Feb 2026 | Resale |
| PARC RIVIERA | 5 | OCR | 3 | 31-35 | 1,012 | $1,810,000 | $1,789 | $2,005 | Feb 2026 | Resale |
| PARC RIVIERA | 5 | OCR | 3 | 31-35 | 990 | $1,810,000 | $1,828 | $2,049 | Feb 2026 | Resale |
| PARC RIVIERA | 5 | OCR | 3 | 31-35 | 990 | $1,850,000 | $1,868 | $2,094 | Feb 2026 | Resale |
| PARC RIVIERA | 5 | OCR | 1 | 21-25 | 463 | $781,888 | $1,689 | $1,893 | Jan 2026 | Resale |
| PARC RIVIERA | 5 | OCR | 2 | 16-20 | 603 | $1,050,000 | $1,742 | $1,952 | Jan 2026 | Resale |
| PARC RIVIERA | 5 | OCR | 4 | 26-30 | 1,152 | $2,110,000 | $1,832 | $2,053 | Jan 2026 | Resale |
| PARC RIVIERA | 5 | OCR | 4 | 26-30 | 1,184 | $2,180,000 | $1,841 | $2,063 | Jan 2026 | Resale |
| PARC RIVIERA | 5 | OCR | 1 | 21-25 | 463 | $815,000 | $1,761 | $1,974 | Jan 2026 | Resale |
| PARC RIVIERA | 5 | OCR | 2 | 16-20 | 603 | $1,022,000 | $1,695 | $1,900 | Dec 2025 | Resale |
| PARC RIVIERA | 5 | OCR | 4 | 31-35 | 1,184 | $2,200,000 | $1,858 | $2,082 | Nov 2025 | Resale |
| PARC RIVIERA | 5 | OCR | 3 | 06-10 | 990 | $1,740,000 | $1,757 | $1,969 | Nov 2025 | Resale |
| PARC RIVIERA | 5 | OCR | 2 | 21-25 | 603 | $1,055,000 | $1,750 | $1,961 | Nov 2025 | Resale |
| PARC RIVIERA | 5 | OCR | 2 | 31-35 | 603 | $1,050,000 | $1,742 | $1,952 | Nov 2025 | Resale |
| PARC RIVIERA | 5 | OCR | 4 | 21-25 | 1,152 | $2,050,000 | $1,780 | $1,995 | Nov 2025 | Resale |
| PARC RIVIERA | 5 | OCR | 2 | 01-05 | 732 | $1,250,000 | $1,708 | $1,914 | Oct 2025 | Resale |
| PARC RIVIERA | 5 | OCR | 4 | 11-15 | 1,184 | $2,045,000 | $1,727 | $1,936 | Oct 2025 | Resale |
| PARC RIVIERA | 5 | OCR | 4 | 06-10 | 1,152 | $1,950,000 | $1,693 | $1,897 | Oct 2025 | Resale |
| PARC RIVIERA | 5 | OCR | 2 | 31-35 | 603 | $1,055,000 | $1,750 | $1,961 | Oct 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.